| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Good |
| Demographics | 54th | Good |
| Amenities | 31st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11903 Parliament St, San Antonio, TX, 78216, US |
| Region / Metro | San Antonio |
| Year of Construction | 1985 |
| Units | 36 |
| Transaction Date | 2015-05-20 |
| Transaction Price | $2,575,000 |
| Buyer | SWVH LLC |
| Seller | SIR WINSTON VILLAS LLC |
11903 Parliament St San Antonio Multifamily Investment
Renter concentration in the surrounding neighborhood and steady household growth point to a durable tenant base, according to WDSuite’s CRE market data. This location offers investors exposure to North Central San Antonio demand drivers with balanced pricing power and lease-up visibility informed by commercial real estate analysis.
The property sits in San Antonio’s Urban Core, where neighborhood ratings land around the metro middle, per WDSuite. Local amenity access is mixed: restaurants are dense relative to most areas of the region while groceries are readily available, but parks, cafes, and pharmacies are limited within the immediate neighborhood footprint. For investors, that combination supports day-to-day convenience without relying on destination amenities for demand.
Neighborhood occupancy is measured for the area, not this property, and trends have improved over the past five years though levels remain below the metro median. Importantly, renter-occupied housing comprises a very high share of units (top national percentiles), indicating deep multifamily demand and a wide leasing funnel for studios and smaller formats common to workforce housing.
Within a 3-mile radius, demographics show households increasing even as average household size has edged lower. Population is projected to grow modestly over the next five years while households expand faster, which typically enlarges the renter pool and supports occupancy stability and renewal rates. Median incomes have risen and are expected to continue climbing, which can underpin rent growth and reduce concessions risk if managed with disciplined lease strategies.
Ownership costs in the neighborhood are elevated relative to local incomes, while rent-to-income levels signal some affordability pressure. For multifamily investors, this tends to reinforce reliance on rental options and can sustain demand, but it also warrants attentive lease management to balance pricing with retention.
Safety indicators for the neighborhood lag regional and national benchmarks, based on WDSuite’s data. Recent trends show property incidents easing year over year while violent incidents have inched up, underscoring a mixed trajectory. Investors should underwrite with pragmatic operating assumptions, including security protocols and insurance considerations, and monitor whether the downward movement in property offenses continues.
- USAA — financial services (4.06 miles) — HQ
- Usaa Ops Building — financial services operations (4.06 miles)
- USAA Federal Savings Bank — banking services (4.17 miles)
- Iheartmedia — media (4.45 miles) — HQ
- Andeavor — energy (5.32 miles) — HQ
Proximity to major corporate employers anchors commuter demand and supports leasing durability, particularly for workforce and professional tenants tied to financial services and media. The employers below are among the closest demand drivers to the property.
This 36-unit asset benefits from a high neighborhood renter concentration and an improving occupancy trend at the area level, factors that typically support leasing depth and renewal resilience. According to CRE market data from WDSuite, household counts within 3 miles are rising and are projected to grow further, expanding the tenant base even as household sizes decline, which can aid absorption for smaller units.
Elevated ownership costs versus incomes in the neighborhood reinforce reliance on rentals, while rent-to-income levels suggest the need for disciplined pricing to protect retention. Nearby anchor employers in finance, energy, and media add a stable commuter pipeline, supporting occupancy and cash flow consistency through cycles.
- Deep renter-occupied share in the neighborhood supports a wide leasing funnel
- Area occupancy has improved over five years, aiding stabilization potential
- 3-mile household growth and rising incomes bolster demand and pricing power
- Proximity to major employers (finance, energy, media) supports retention
- Risk: affordability pressure requires careful rent management to sustain renewals